331 Randolph Ave · East Peoria, IL 61611

$89,000

2 bd · 1.0 ba · 736 sqft · SingleFamily public records · 9 Days on market

Built 1933 Est $70k · 27% over

---

Why this score? — see what drove the F grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +7.9/30.0
• Livability +3.8/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 Bedroom home with office/ den and good sized living room. Full basement & 1 stall detached garage

Key facts

• New vanity
• New cabinets
• New countertops

Tags

• RECENTLY RENOVATED
• LUXURY VINYL FLOORING
• NEW COUNTERTOPS
• NEW CABINETS
• NEW VANITY
• NEW TOILET

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Built in 1933; R-2 zoning
• Construction: Shingle roof
• Exterior features: Level lot; Paved road access

Interior

• Kitchen: Kitchen with refrigerator
• Bedrooms: 3 bedrooms (main level bedrooms with egress windows)
• Flooring: Luxury vinyl plank flooring in main living areas and bedrooms; Other flooring in basement
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Gas water heater
• Interior features: Refrigerator included; Full, unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $72k (18.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $70k (20.8% below list).
• Recommended offer: $70k (20.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#209 in IL, #3,927 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, commute F.
• East Peoria Chsd 309 (suburban): math 17% / reading 15% proficiency, ranked #482 of 620 in IL (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: East Peoria High School (math 17% / reading 15%, grade F, #457 of 693 statewide, top 66%, 947 students, 0% FRL).
• Market conditions: 145 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 77 units permitted in Tazewell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Tazewell County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $34k; list at $89k implies a 166% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1933 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,444 (20.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1933 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.79% ✗
• Cap rate: 5.02%
• Cash-on-cash: -4.54%
• DSCR: 0.80
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $69,920
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
523 Pekin Ave	0.16mi	2/1.0	672 (-9%)	14mo	$85,000	$126	67
104 Fairview Ct	0.47mi	2/1.0	720 (-2%)	13mo	$65,000	$90	64
541 Monson St	0.59mi	2/1.0	792 (+8%)	1mo	$75,000	$95	59
146 N Stewart St	0.66mi	2/1.0	784 (+6%)	6mo	$49,900	$64	53
411 Pekin Ave	0.22mi	2/1.5	646 (-12%)	19mo	$85,000	$132	52
449 Monson St	0.71mi	3/1.0 (+1)	640 (-13%)	23mo	$46,000	$72	21

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -23.9%
• Equity multiple: 0.18×
• Total profit: $-20,390
• Equity at exit: $13,270

10-year hold

• IRR: -18.9%
• Equity multiple: -0.02×
• Total profit: $-25,351
• Equity at exit: $7,695

Cash invested: $24,920 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 43 Moderately Tenant-Leaning
• State Illinois: 43 Moderately Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Chicago RTLO is among the strongest tenant ordinances in the Midwest; downstate is more landlord-friendly.

Methodology + full state rankings →

ZIP-level market 61611

• Home prices YoY: -30.8%
• Active inventory: 145
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $704 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$147 /mo · $1,763/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$148
• Net cashflow: $-94

Break-even live

Break-even rent $824

Max offer price $72,355

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1107 Pekin Ave Unit B Creve Coeur, IL	1.0	1.0	600	$700	$1.17	21d	1	0.28mi
928 S Stewart St Unit 1 Creve Coeur, IL	1.0	1.0	630	$725	$1.15	21d	1	1.36mi

Listing history 8 events

1. 2026-06-19
   days on market $89,000 Under Contract 9 DOM
2. 2026-06-18
   days on market $89,000 Under Contract 8 DOM
3. 2026-06-17
   days on market $89,000 Under Contract 7 DOM
4. 2026-06-16
   days on market $89,000 Under Contract 6 DOM
5. 2026-06-15
   days on market $89,000 Under Contract 5 DOM
6. 2026-06-14
   days on market $89,000 Under Contract 3 DOM
7. 2026-06-13
   remarks 298-char remark
8. 2026-06-13
   listed $89,000 Under Contract 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IL · Partial reset (capped growth)

• Current annual tax: $1,763 · $147/mo
• Projected year-2 tax: $1,892 · $158/mo
• Expected delta: +$129/yr (+$11/mo · 7.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $8,453
• − Mortgage interest: −$4,985
• − Property taxes: −$1,763
• − Insurance: −$445
• − Repairs & maintenance: −$676
• − Management: −$676
• − Depreciation: −$2,589
• Taxable loss: −$2,682
• Est. tax savings @ 24.0%: +$644
• After-tax cash flow: $-487/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: East Peoria Chsd 309
• NCES district ID: 1713230
• Math proficiency: 17% ▼ -6.00%
• Reading proficiency: 15% ▼ -9.00%
• Median HH income: $51,439
• Composite: 14.75/100
• National rank: #9394
• State rank: #482 of 620 in IL

Livability — East Peoria

• Score: 75/100
• State rank: #209
• US rank: #3927

Category grades

Amenities D Commute F Cost of living A+ Crime C Employment C+ Housing A+ Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Peoria, IL
• City population: 23,698
• Population (ZIP): 23,698

Population outlook (Tazewell County) Hauer SSP2

• Today (2025): 131,252 people
• By 2030: 128,028 · -2.5%
• By 2040: 120,443 · -8.2%
• By 2050: 111,872 · -14.8%
• By 2075: 89,843 · -31.5%
• By 2100: 66,468 · -49.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Tazewell

• 2024 margin: Strong R (+26.7) · D 35.8% · R 62.5% · Other 1.8%
• 2008→2024 swing: -20.6pp toward R · 2008: -6.0pp · 2024: -26.7pp
• All cycles: 2024: R+26.7 2020: R+25.6 2016: R+28.5 2012: R+17.9 2008: R+6.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.82%
• Current HPI: 161.385
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.59%
• F500 in state: 60

Industry mix (Fortune 500 HQ in IL)

Industry	F500 HQs	Revenue
▸Insurance	4	$201B
▸Consumer Goods	4	$87B
▸Industrial Machinery	3	$64B
▸Healthcare	2	$55B
▸Retail / Pharmacy	1	$148B
▸Agriculture / Food	1	$86B

Price history

+567.5% since first listed

6 events — show timeline

• 2026-06-12 Contingent — RMLSA as Distributed by MLS Grid
• 2026-06-10 Listed $89,000 RMLSA as Distributed by MLS Grid
• 2023-06-02 Sold (MLS) $33,500 RMLSA as Distributed by MLS Grid
• 2023-05-09 Listed $34,900 RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 1996-07-24 Sold (Public Records) $13,333 Public Records

Property tax history

+2.3%/yr

Latest (2024): $1,763 · +3.5% YoY. Source: county tax records.